The standards of design in this article should
be used to judge and ascertain the adequacy of subdivision proposals.
Where the Supervisors determine that the literal application of any
of these standards in any case would cause an undue hardship or be
plainly unreasonable and unnecessary, they may grant such reasonable
exceptions as, in their opinion, will not be contrary to the public
interest. The Township Engineer and the Township Planning Commission
may recommend such reasonable exceptions to the design standards of
this article if the Engineer or Planning Commission determines that
an undue hardship would be caused in any case.
A. The subdivider, developer or builder shall construct
and install, with no expense to the Township, the streets, curbs,
sidewalks, water mains, sanitary sewers and storm drains, streetlights,
fire hydrants, street signs, shade trees, monuments, lot pins and
other facilities and utilities specified in this article. Construction
and installation of such facilities and utilities shall be subject
to inspection by appropriate Township officials during the progress
of the work.
B. Prior to the issuance of a building permit and/or
a grading permit associated with a land development as defined in
this chapter, the developer and the builder shall attend a preconstruction
meeting with representatives of Montgomery Township. The consent of
the developer and the builder to the reasonable directions of the
Township's representatives at the preconstruction meeting shall be
a condition precedent to the issuance of a building permit and/or
grading permit.
[Added 7-15-1991 by Ord. No. 18T; amended 4-19-1993 by Ord. No. 93-9S]
The following principles of land subdivision,
general requirements and the minimum standards of design shall be
observed by the subdivider, developer and builder at all instances:
A. No building or structure, as these terms are defined
in the Montgomery Township Zoning Ordinance, shall be constructed on low-lying land subject to periodic
flooding or upon land naturally poorly drained, nor shall such land
be developed for any other uses which may involve danger to the health,
safety, morals and general welfare of the community.
B. Where no public water supply is available to the subdivision,
the Supervisors may require the subdivider, developer or builder to
obtain from the District Sanitarian of the Pennsylvania Department
of Health certificates of approval as to the quality and adequacy
of the water supply proposed to be utilized by the subdivider, developer
or builder and approval of the type and construction methods to be
employed in the installation of the individual water supply system.
C. Where the subdivision is inaccessible to sanitary
sewers, the Montgomery Township Sanitation Code shall govern. The Supervisors may require the subdivider, developer
or builder to obtain from the District Sanitarian of the Pennsylvania
Department of Health certificates of approval of the sewage disposal
facilities proposed to be provided by the subdivider, developer or
builder. The results of the greater number of percolation tests determined
by either three percolation tests or one test for each three acres,
performed according to the Township Sanitation Code, shall be submitted
with any subdivider's plan.
D. Proposed subdivision shall be coordinated with the
existing nearby neighborhood so that the community as a whole may
develop harmoniously.
E. Improvement construction requirements will be completed
under specifications of the Pennsylvania Department of Highways, the
Pennsylvania Department of Health or other appropriate agencies or
the specifications included herein, whichever specifications shall
result in the highest and strictest standards.
In accordance with the Second Class Township
Code, all new streets and culs-de-sac and widened portions of
all existing rights-of-way intended for public use shall be dedicated
to the Township, county or state, subject to final acceptance based
on compliance with the following requirements:
A. Street system.
(1) Conformance with Township development plans. The development
plan shall conform to such plan or plans for the Township as shall
have been prepared and adopted by the Township Planning Commission.
(2) Principals of design for residential streets. Local
residential streets in a new development should be so laid out so
as to discourage through traffic, but provisions for the extension
and continuation of major streets into and from adjoining areas is
required. If a subdivision abuts a present or proposed primary or
major thoroughfare, marginal interceptor streets running parallel
to the thoroughfare should be provided.
(3) Relationship to topography. At all times the street
layout should be logically related to the topography of the land and
as may be approved by the Township Engineer.
(4) Intersections along major streets.
(a)
Where the center lines of minor streets opening
into opposite sides of a major thoroughfare are within 200 feet of
each other, they shall be made to coincide by curving or angling the
minor streets.
(b)
Intersecting minor and secondary streets shall
not empty into the same side of a major thoroughfare at intervals
of less than 800 feet.
(5) Provisions of streets for future development. If the
lots resulting from the original development are large enough for
resubdivision or if a portion of the tract is not subdivided, suitable
access and street openings for such an eventuality shall be provided.
B. Street alignment.
(1) Curvature. The minimum radius at the center line for
curves on primary roads shall be 500 feet; for secondary roads, it
shall be 300 feet; and for local residential streets, it shall be
150 feet. Shorter radii may be permitted on the recommendation of
the Township Engineer. Proper super elevation shall be provided for
curves less than 600 feet in radius on major and secondary thoroughfares.
(2) Tangents between curves. Except for local streets,
there shall be a tangent of at least 100 feet measured at the center
line between reverse curves.
(3) Sight distance on horizontal and vertical curves.
Proper sight distance should be provided with respect to both horizontal
and vertical alignment. Measured along the center line, this should
be 400 feet for primary roads, 200 feet for secondary roads and 100
feet for local roads.
C. Street grades.
(1) Minimum and maximum grades. There shall be a minimum
grade of at least 1% on all streets; a maximum grade of 7% on major
and secondary thoroughfares and 10% on local streets for distances
of 1,500 feet maximum. Grades shall be measured along the curb or
flow lines of the street. Grades in excess of 5% are, in general,
to be avoided.
(2) Changes of grade. Vertical curves shall be used in
changes of grade exceeding 1% and should be designed for maximum visibility.
Intersections shall be approached on all sides by leveling areas.
Where the grade exceeds 7%, such leveling areas shall have a minimum
length of 50 feet within which no grade shall exceed a maximum of
4%. The grade of actual intersections shall not exceed 1% in any direction.
D. Right-of-way width, paving width and curbing.
(1) Street.
(a)
All streets, public and private, shall have
curbs. The minimum widths of the right-of-way and the paving and the
requirements for curbing shall not be less than those of an existing
street of which the new street is to be a continuation nor less than
the following:
[Amended 8-23-1993 by Ord. No. 93-24]
|
Type of Street
|
Right-of-Way Width
(feet)
|
Paving
Width
(feet)
|
---|
|
Major
|
80*
|
40*
|
|
Secondary
|
60
|
40
|
|
Residential
|
50
|
26
|
|
Rural
|
50
|
26
|
|
*NOTE: Or more, as may be required.
|
(b)
The minimum right-of-way width for development
along existing streets will correspond with the ultimate right-of-way
width for these streets.
(2) Cul-de-sac.
(a)
The minimum widths of the right-of-way and the
paving and the requirements for curbing on culs-de-sac shall be not
less than the following:
|
Number of Families Served by Cul-de-Sac
(when property thereon is completely subdivided)
|
Right-of-Way Width
(feet)
|
Paving Width
(feet)
|
Curbing
|
---|
|
5 or more
|
50
|
30 with frontages of 100 or less; 24 with frontages
over 100
|
Required for all frontages
|
|
4
|
50
|
30
|
Required for all frontages
|
|
1 to 3
|
50
|
30
|
Required for all frontages
|
(b)
A cul-de-sac will not be approved when a through
street is practicable. A cul-de-sac shall not be more than 500 feet
long. A cul-de-sac street having a right-of-way of 50 feet or more
in width shall have a circular turnaround with a minimum right-of-way
radius of 62 feet and an outer paving radius of 50 feet.
[Amended 3-9-1992 by Ord. No. 18W]
(3) Temporary turnaround. Where it is proposed that a
road be constructed to an abutting property line with the intention
that such a road will be extended onto the adjoining property at a
future date, a temporary circular turnabout shall be built wholly
within the right-of-way. The right-of-way width will be a minimum
of 50 feet, and the radius of the turnabout shall be at least 35 feet.
(4) Additional width requirements. Additional widths may
be required by the Township:
(a)
Where necessary for public safety and convenience.
(b)
For parking in commercial or multiple-family
residential areas.
(c)
Where old roads do not provide the proper widths
and additional dedication is necessary.
E. Street intersections.
(1) Multiple intersections. Multiple intersections involving
the junction of more than four roadways shall be avoided, and where
such avoidance is impossible, such intersections shall be designed
with extreme care for both vehicular and pedestrian safety.
(2) Minimum angle of intersection. Right-angle intersections
shall be used whenever practicable, especially when local streets
empty into major or secondary thoroughfares; there shall be no intersection
angle, measured at the center line, of less than 60º minimum.
(3) Radii of pavement and right-of-way at intersections.
Street intersections shall be rounded with tangential arcs at the
pavement edge (curbline) and right-of-way lines as listed below. Where
two streets of different right-of-way widths intersect, the radii
of curvature for the widest street shall apply.
|
Type of Street
|
Minimum Radius of Arc at Intersection
of Pavement Edge or Curbline
(feet)
|
Minimum Radius of Arc at Intersection
of Right-of-Way Line
(feet)
|
---|
|
Major
|
40*
|
20*
|
|
Secondary
|
30
|
20
|
|
Residential
|
20
|
10
|
|
Rural
|
20
|
10
|
|
*NOTE: Or more, as may be required.
|
(4) Sight line at intersections. Proper sight lines should
be maintained at all intersections of streets. Measured along the
center line, there should be a clear-sight triangle of 75 feet from
the point of intersection. No building or present or future obstruction
will be permitted in this area.
F. Other requirements.
(1) Half street. The dedication of half streets at the
edges of a new subdivision is prohibited. If circumstances render
this impracticable, adequate provision for the concurrent dedication
of the remaining half of the street must be furnished by the subdivider,
developer or builder. When there exists a half street in an adjoining
subdivision, the remaining half shall be provided by the proposed
development.
(2) Reserve strips. Reserve strips controlling access
or egress are prohibited. New streets shall be provided through to
the boundary lines of the development if it adjoins acreage suitable
for future development.
(3) Street names. Streets that are extensions of or obviously
in alignment with existing named streets shall bear the names of the
existing streets. All street names are subject to the approval of
the Township Supervisors.
G. Multifamily, commercial and industrial driving access.
The requirements for driveways shall be the standards of the Pennsylvania
Department of Transportation regarding access to and occupancy of
highways by driveways and local roads (Pennsylvania Code, Title 67,
Chapter 441, as amended). Driveway access to state highways shall
be subject to the permit process of that Department. Driveway access
to Township roads shall be subject to the Township's permit process.
All driveways shall be subject to the standards, requirements and
processing of this section.
[Added 8-23-1993 by Ord. No. 93-24]
(1) Driveways shall be so located as to provide adequate
sight distance at intersections with streets.
(2) Driveways shall be located in a manner which will
not cause the following upon roadways with which they intersect:
(a)
Interference to the traveling public on such
roadways;
(b)
A hazard to the free movement of normal highway
traffic; or
(c)
Areas of undue traffic congestion on the highway.
(3) Driveways shall be located, designed and constructed
in such a manner as not to interfere with or be inconsistent with
the design, maintenance and drainage of the highway.
(4) Driveways shall be located as far from street intersections
as is reasonably possible but not less than 100 feet.
(5) Choice of streets. When streets of different classes
are involved, the driveway shall provide access to the street of lesser
classification.
(6) Pavement widths and grade. Driveway paving widths
and grades shall be as follows:
|
Land Use
|
Paving
Width
(feet)
|
Maximum Grade
(percent)
|
---|
|
Multifamily/residential
|
26
|
10
|
|
Commercial/industrial
|
26
|
10
|
(7) Stopping areas. Regardless of the driveway classification,
all driveways shall be provided with a stopping area within which
the grade shall not exceed 6%. The stopping area shall be measured
as follows:
(a)
The length of the stopping area shall be a minimum
of 20 feet or the length of the longest vehicle anticipated to use
the driveway, whichever is greater.
(b)
Stopping areas shall be measured from the ultimate
right-of-way lane.
(8) Clear-sight triangles. Clear-sight triangles shall
be provided where driveways intersect streets.
(9) Driveways should be posted with signs reading "No
parking by order of the Fire Marshal."
H. Parking and loading areas.
[Added 8-23-1993 by Ord. No. 93-24]
(1) Off-street automobile parking facilities shall be provided for all uses of land, structures and buildings, as well as for any expansion of such uses or increase in the intensity of use in accordance with the requirements of Chapter
230, Zoning.
(2) Angled or perpendicular parking shall not be permitted
along public or private streets. No parking areas shall be located
within a public street ultimate right-of-way. Parked vehicles in off-street
parking spaces shall be prevented from intruding on travel lanes,
walkways, public streets or adjacent properties by means of walls,
curbs, wheel stops or other appropriate means.
(3) Dead-ended parking areas shall be discouraged when
the required parking capacity can be accommodated in a layout that
permits more convenient vehicular movements. Dead-end parking lots
shall provide for turning movements of emergency vehicles.
(4) Parking lot dimensions shall be no less than those
listed in the following table. All parking spaces shall be marked
with all-weather paint with double parallel lines to be a minimum
of six inches apart to separate each space.
|
|
Parking Stall
|
Aisle Width
|
---|
|
Land Use
|
Angle of Parking (degrees)
|
Depth (feet)
|
Width (feet)
|
One- Way (feet)
|
Two- Way (feet)
|
---|
|
Multifamily/ residential
|
90
|
20
|
10
|
26
|
26
|
|
Commercial/ industrial
|
90
|
20
|
10
|
22
|
22
|
(5) Aisles where illegal parallel parking is possible
shall be posted "No Parking by Order of Fire Marshal."
(6) Off-street loading areas. In addition to off-street
parking areas, off-street loading areas shall be provided for all
retail business and wholesale and industrial uses requiring the regular
delivering or shipping of goods, merchandise or equipment to the site
by semitrailer truck. All loading space shall be located on the same
lot as the principal use(s) it serves. Off-street loading areas shall
comply with the following:
(a)
Required loading space shall be available for
the loading and unloading of vehicles and shall not be used for the
parking requirements or in conducting the use.
(b)
The location and size of loading areas shall
be adequate for the safe parking of trucks, and maneuvering space
shall be provided so that ingress and egress can be accomplished on
the lot without backing into a public street.
(c)
The loading spaces shall be compatible with
vehicular circulation in adjacent areas based upon its location and
the schedule of its use.
(d)
Two or more establishments may use a common
loading and unloading facility, upon approval of the Board of Supervisors
and upon the recommendation of the Township Engineer and/or Planning
Commission.
(e)
In the case of shopping centers and other large-scale
uses having frequent truck deliveries or pickups, the circulation
pattern for service vehicles shall be physically separated from automobile
parking areas and parking access driveways.
(7) Handicapped parking.
(a)
All multifamily, commercial, office, public
and industrial uses shall provide parking spaces for the physically
handicapped. The minimum number of handicapped spaces as part of their
parking requirements shall be as follows:
|
Total
Parking Spaces
|
Handicapped
Parking Spaces
|
---|
|
1 to 10
|
*
|
|
11 to 25
|
1
|
|
26 to 50
|
2
|
|
51 to 75
|
3
|
|
76 to 100
|
4
|
|
101 to 150
|
5
|
|
151 to 200
|
6
|
|
201 to 300
|
7
|
|
301 to 400
|
8
|
|
401 to 500
|
9
|
|
501 and up
|
2% of total spaces
|
|
*NOTE: For parking
lots of 10 spaces or fewer, one oversized space shall be provided,
and a ramp shall be provided. However, the oversized space need not
be marked as a handicapped space and may be used by the general public.
|
(b)
Required off-street parking spaces for the physically
handicapped shall be a minimum of 12 feet wide by 20 feet long and
shall be paved with an impervious gravel-free surface. Side-by-side
spaces shall be marked as 1 1/2 times the standard width.
(c)
Parking spaces for the physically handicapped
should generally be located on the shortest possible route to an accessible
entrance to the building. The first parking space in rows of parking
near such entrances may be reserved for handicapped parking. Ramps
shall be provided for convenient access from parking spaces to accessible
entrances and to sidewalks. Such spaces shall be placed to permit
severely handicapped persons to get out of a vehicle from either side.
(d)
The pavement shall be marked with the international
symbol of accessibility. An aboveground sign shall be clearly visible
from the driveway to designate each physically handicapped parking
space.
A. Easements. Easements at the rear of lots for utility
lines, such as sewer, water, gas mains or other utilities, are to
be avoided. However, if the Township Supervisors determine that such
easements may be located and provided at the rear of lots, a minimum
easement of 10 feet from the rear of each lot must be provided.
B. Alleys. Alleys are prohibited in residential developments.
In commercial or industrial districts without expressly designed loading
areas, alleys with a minimum width of 22 feet shall be required. Where
such alleys dead-end, they shall be provided with a turnabout having
a radius of not less than 30 feet, unless the Township Supervisors
determine that a larger radius is needed.
A. Length. All blocks in a subdivision shall have a minimum
length of 600 feet.
B. Width. Whenever practicable, blocks shall be at least
two lot depths of the minimum size permitted under the applicable
zoning classifications.
C. Crosswalks. In large blocks with interior parks, in
exceptionally long blocks, at bus stops or where access to a school,
park, playground, church or shopping center is necessary, a crosswalk
with a minimum right-of-way of 10 feet and a paved walk six feet in
width shall be provided and maintained by the abutting owners.
A. Area. All lots shall be no smaller than the minimum
lot area requirements of the applicable zoning classification.
B. Width. The width of a lot shall be that width in feet
specified for the applicable zoning district.
C. Frontage. Every lot shall have frontage along the
ultimate right-of-way line of a street.
D. Side lines. Whenever practicable, the side lines of
a lot shall be at right angles or radial to the right-of-way line.
E. Building lines. Building lines for all lots shall
be in conformance with the minimum front, side and rear yard requirements
of the applicable zoning district.
F. Lot numbers. For purposes of development, each subdivision
may have an overall system of lot numbers, the number one being assigned
to a lot in the first section to be developed. (Such system of lot
numbers shall not be confused with the regular house or building numbering
system based on a Township-wide plan).
G. Building numbers. House or building numbers shall
be assigned by the Township based on an overall street plan. Numbers
will be assigned in such a way as to allow for vacant parcels and
future development.
Whenever practicable, provision shall be made
for suitable open spaces for parks, playgrounds and recreational areas.
Due consideration shall be given to the preservation of natural features,
including large trees, groves, waterways, scenic points, historic
spots and other community assets.
[Amended 11-25-1991 by Ord. No. 18V]
A. Permanent monuments. Permanent reference monuments
of precast concrete or a durable stone 20 by five by five inches with
forty-five-degree beveled edges shall be set by the subdivider, developer
or builder at all corners and angle points of the boundaries of the
original tract to be subdivided, at all street intersections and such
intermediate points as may be required and at all property corners
of land being dedicated to Montgomery Township. Such monuments shall
be located so that the top surface is at final grade.
B. Lot pins. All lot corner markers shall be permanently
located by a three-fourths-inch metal pin with a minimum length of
30 inches, located in the ground so that the top is at final grade.
All streets shall be graded the full width of
the right-of-way to the grades shown on the street profile and cross-section
plan submitted and approved with the preliminary plan. They shall
be inspected and checked for accuracy by the Township Engineer or
the municipal authority having jurisdiction over the local roads involved.
Typical recommended sections are attached hereto.
[Amended 1-25-1988 by Ord. No. 18I; 11-19-1990 by Ord. No. 18R]
The pavement and curbing for all streets and
all commercial and industrial parking areas and driveways into and
out of said parking areas shall be installed as shown on the preliminary
plan, and in accordance with the following:
A. Pavement construction.
[Amended 8-8-1994 by Ord. No. 94-36; 10-27-1997 by Ord. No. 97-84S]
(1) Rural and residential roads. Rural and residential
roads covered by these regulations shall have a thickness of not less
than 9 1/2 inches, which shall consist of three inches of compacted
2A modified stone subbase, five inches superpave 25.0mm base course
and 1 1/2 inches superpave 9.5mm wearing course conforming to the
current specifications of the Pennsylvania Department of Transportation.
[Amended 3-27-2006 by Ord. No. 06-207S]
(2) Major and secondary roadways. All major and secondary
roadways covered by these regulations shall have a thickness of not
less than 16 inches, the subbase of which shall consist of six inches
of compacted 2A modified stone, a base course of seven inches of superpave
25.0mm base course, a one-and-one-half-inch superpave 25.0mm binder
course and a one-and-one-half-inch superpave 9.5mm wearing course,
or approved equivalent, conforming to the current specifications of
the Pennsylvania Department of Transportation.
[Amended 3-27-2006 by Ord. No. 06-207S]
(3) Commercial, industrial and multifamily parking areas.
All commercial, industrial and multifamily car parking areas shall
have a thickness of not less than 8 1/2 inches, which shall consist
of six inches crushed aggregate base course, 1 1/2 inches superpave
25.0mm binder course and a one-inch superpave 9.5mm wearing course
conforming to the current specifications of the Pennsylvania Department
of Transportation.
[Amended 3-27-2006 by Ord. No. 06-207S; 9-26-2016 by Ord. No. 16-297ZS]
(4) Commercial, industrial and multifamily driveways (mostly
car use). All commercial, industrial and multifamily driveways carrying
mostly cars shall be constructed in accordance with the residential
road standards. As an alternative, the driveway may be constructed
with a thickness of not less than 10 1/2 inches, which shall consist
of eight inches of crushed aggregate base course, 1 1/2 inches of
superpave 25.0mm binder course and a one-inch superpave 9.5mm wearing
course conforming to the current specifications of the Pennsylvania
Department of Transportation.
[Amended 3-27-2006 by Ord. No. 06-207S; 9-26-2016 by Ord. No. 16-297ZS]
(5) Commercial and industrial driveways and loading area
(high-volume truck use).
[Amended 3-27-2006 by Ord. No. 06-207S]
(a)
All commercial and industrial driveways and
loading areas used primarily for truck access and loading shall be
constructed in accordance with the primary and secondary road standards.
(b)
As an alternative, the driveway and loading
area may be constructed with a thickness of not less than 12 1/2 inches,
which shall consist of 10 inches crushed aggregate base course, 1
1/2 inches of superpave 25.0mm binder course and a one-inch superpave
9.5mm wearing course conforming to the current specifications of the
Pennsylvania Department of Transportation.
[Amended 9-26-2016 by Ord. No. 16-297ZS]
(6) All paving shall be constructed both as to materials
and workmanship in accordance with the current specifications and
standards promulgated by the Pennsylvania Department of Transportation
now in force or hereafter revised and on an approved firm subgrade.
[Amended 3-27-2006 by Ord. No. 06-207S]
(7) Where parking spaces abut and are perpendicular to paved walkways
the design shall provide for placement of bollards spaced five feet
on center, a minimum of 16 inches from the front face of the curb,
edge of parking space across the width of all the parking spaces.
[Added 11-11-2019 by Ord.
No. 19-311ZS]
B. Cross gutters. Where appropriate, the Supervisors
may require concrete cross gutters at intersections where the street
grade is 1 1/2% or less. Such cross gutters shall be a minimum
of six feet wide and constructed of eight-inch concrete reinforced
with No. 4 mesh.
C. Crown. All pavements, except where super elevated
for curves, shall have a minimum slope from center of road to gutter
of 1/8 inch per foot and a maximum slope of 1/4 inch per
foot.
D. Curbs. All curbs shall be straight concrete. All curb
cuts shall be included in the initial installation. All curbs shall
be installed in accordance with the Pennsylvania State Department
of Transportation specifications.
(1) Where required. Concrete curbs shall be placed along
all streets, whether the street is existing or proposed, and along
all commercial, industrial and multifamily driveways and parking lots.
(2) Construction requirements. The minimum specification
for the construction of concrete curbs shall be a seven-by-eight-by-eighteen-inch
concrete curb in accordance with the specifications of the Pennsylvania
Department of Transportation Form 408.
(3) Concrete curing. Concrete shall be properly cured
with white curing compound as specified by Pennsylvania Department
of Transportation Form 408.
(4) Curb detail. Concrete curbs shall be constructed in
accordance with the standard detail design specifications set forth
in Appendix A to Ordinance No. 18, as amended.
[Added 3-9-1992 by Ord. No. 18W]
All storm sewers and drainage facilities, such
as gutters, storm drains, bridges and culverts, shall be installed
and the land graded for adequate drainage as shown on the grading
plan submitted and approved with the preliminary plan.
A. Storm drains.
(1) When required. Storm drains and appurtenances shall
be required to be constructed by the subdivider to take surface water
from the bottom of vertical curves, the grades of which slope on both
sides toward the bottom; to lead water away from springs; to avoid
the use of cross gutters at street intersections and elsewhere when
the concentration of surface water determined using the Rational method
and computed according to the zone principle of runoff for rectangular
areas will exceed three cubic feet per second, based on excessive
short duration rainfall of average frequency of once in 10 years for
this region, and on present zoning or proposed zoning, whichever involves
the greatest concentration of population. When submitting a plan for
approval involving the construction of storm drains, the designer's
computations shall be submitted in duplicate to facilitate the checking
of design.
(2) Location. When installed within the rights-of-way
of streets or alleys, they shall be located between the curb and property
lines.
(3) Size and grade. Storm drains shall be designed to
conform to the following requirements:
(a)
The minimum internal diameter shall be 15 inches
and the minimum grade shall be 1/2 of 1%.
(b)
Any closed conduit, when flowing full, shall
have a minimum velocity of 3.5 feet per second and a maximum velocity
of 15 feet per second. Manning's formula will be used in computing
velocities.
[1]
All channels, closed or open, shall meet the
following criteria:
|
|
|
Velocity
(feet per second)
|
---|
|
Type
of Channel
|
Manning's
“n” Value
|
Maximum
|
Minimum
|
---|
|
Earth
|
.013
|
5
|
3.5
|
|
Rubble-lined
|
.015
|
10
|
3.5
|
|
Poured concrete
|
.02
|
15
|
3.5
|
|
R.C.P. or V.C.P.
|
.03
|
15
|
3.5
|
[2]
If other types or materials of construction
are proposed to be used and approved, the Township Engineer will furnish,
on request, appropriate "n" values to be used, taken from Hydraulic
and Excavation Tables of the Bureau of Reclamation.
(4) Manholes. Manholes shall be constructed at all changes
in horizontal or vertical alignment, shall be spaced not more than
300 feet apart on pipe of 24 inches internal diameter or less and
not more than 450 feet apart on lines of larger internal diameter
than 24 inches. When approved by the Township Engineer, inlets may
be substituted for manholes.
(5) Changes in direction. When special circumstances warrant,
in the opinion of the Township Engineer, changes in direction may
be accomplished by constructing the lines on a curve in lieu of constructing
manholes.
(6) Inlets. Inlet spacing and the type used shall be so arranged that 95% of the gutter flow, computed as runoff in Subsection
A(1) above, will be captured. No inlet smaller than the City No. 1 open mouth inlet will be used, with width of mouth of four feet eight inches. Multiple inlets may be used, and under appropriate conditions, multiple combined inlets may be required. Gutter depressions will be used as shown on Township Standard Plates. Inlets at street intersections shall be placed on the
tangent and not on the curved sections.
(7) Castings. Manhole and inlet castings, together with
their covers or gratings, shall conform to Township standards as may
be currently in effect.
(8) Stormwater roof drains. Stormwater roof drains and
pipes shall not discharge water over a sidewalk but shall extend under
the sidewalk to the gutter. Where storm drains pass in front of a
structure or are otherwise accessible, the roof drains shall be connected
thereto.
(9) Sump pump discharge drains. A standard four-inch underdrain
shall be placed between the property line and the curbline where it
has been determined by the Township that sump pump water finds its
way across sidewalks and/or into the cartway. Sump pumps will be connected
into the underdrain pipe and will connect to the storm sewer system.
This drain may be required by the Board of Supervisors at any time
prior to dedication of the public improvements to the Township.
[Added 4-22-1991 by Ord. No. 18S]
B. Bridges and culverts. Bridges and culverts shall be designed to support the expected loads, to provide adequate capacity and to the full width of the right-of-way. Approval of the Water and Power Resources Board of the Commonwealth is required where the area drained upstream of the point under consideration exceeds 1/2 of one square mile. Refer to Subsection
A(3)(b)[1] above for "n" values and velocities. When submitting a plan involving the construction of bridges or culverts, there shall be submitted, in duplicate, copies of the designer's computations, both as to hydraulic and structural design.
C. Streams and watercourses. Changes to natural streams shall be made only when specifically applied for and approved. Realignment must conform to proper hydraulic design and shall involve the dedication of rights-of-way of adequate width to make feasible future maintenance. Approval of the Water and Power Resources Board of the Commonwealth is required in the case of stream realignment where the area drained upstream of the point under consideration exceeds 1/2 of one square mile. Refer to Subsection
A(3)(b)[1] above for "n" values and velocities. When submitting a plan involving the construction or realignment of watercourses, there shall be submitted, in duplicate, copies of the designer's hydraulic computations.
D. Stormwater management.
[Amended 11-22-1982 by Ord. No. 18D; 4-22-1991 by Ord. No.
18S; 7-15-1991 by Ord. No. 18T; 1-10-1994 by Ord. No. 94-31; 8-8-1994 by Ord. No. 94-37; 11-12-2007 by Ord. No. 07-220Z; 9-26-2016 by Ord. No. 16-297ZS]
(1) Stormwater management facilities will be required
if one of the following conditions is present:
(a)
Runoff from the development will exceed the
capacity of downstream stormwater facilities.
(b)
Runoff from the development would exceed the
peak runoff from the existing conditions. One single-family dwelling
not requiring subdivision is exempt from this requirement.
(c)
Runoff from a proposed parking facility or building
would increase the peak runoff from the existing condition.
(d)
The development falls under the jurisdiction of the Township Stormwater Management Ordinance (Chapter
206).
(2) The design criteria for the stormwater management
facility shall be agreed upon by the Township Engineer. Developers
are encouraged to investigate all measures to reduce and retain water.
All reasonable methods will be considered.
(3) Stormwater management facilities will be designed
as follows:
(a)
Stormwater management facilities shall be designed to satisfy all standards and regulations described in Chapter
206, the Township Stormwater Management Ordinance.
(c)
The emergency spillway must be designed to carry
a one-hundred-year storm after development.
(d)
Detention basin side slopes shall be gently
graded to permit ease of maintenance and shall not exceed 4:1 (four-foot
run to one-foot rise).
(e)
The bottom slopes of detention basins should
not be less than 2%.
(f)
Stormwater management facilities must be designed for the greater
of either the total impervious cover or the maximum impervious surface
ratio permitted within the respective zoning district per the Township
Zoning Ordinance. In the event a zoning district does not specify an impervious
cover ratio; a minimum impervious cover ratio of 40% of the gross
site area shall be the basis for design of the stormwater management
facilities.
(4) Location, maintenance and responsibility.
(a)
Stormwater facilities may be located on individual
lots. The maintenance and ownership of these facilities will be the
responsibility of the lot owner. The responsibility for maintenance
of any such facility shall be clearly noted on the subdivision plans
and shall appear on any deed conveying said lot from developer to
another party.
(b)
Stormwater facilities may be located to serve
multiple lots. In this case, the ownership, maintenance and responsibility
of the facility may, in the discretion of the Board of Supervisors,
be either that of a homeowners' association, lot owners' association
or of Montgomery Township. The responsibility for maintenance of any
such facility shall be clearly noted on the subdivision plans and
shall appear on any deed conveying said lot from the developer to
another party.
(c)
Permanent access, at least 15 feet wide, to
the stormwater facility from a public right-of-way must be provided.
(d)
A minimum four-foot-high fence, to the satisfaction
of the Township Engineer, must be installed around the top of all
facilities, public or private.
(e)
The facility must be constructed per the approved
plan.
(f)
The development and the facility must have been
fully completed for one year prior to the dedication.
(g)
The facility and the upstream watershed area
subject to development must be stabilized.
(h)
Sufficient funds shall be provided the Township,
the interest of which shall be used to maintain the facilities.
E. In addition to the above, an applicant shall comply with the stormwater management regulations set forth in Chapter
206, the Township Stormwater Management Ordinance.
[Added 4-12-2004 by Ord. No. 04-177S; amended 9-26-2016 by Ord. No.
16-297ZS]
A. Sewers. Wherever practicable, sanitary sewers shall
be installed and connected to the Township Sanitary Sewer System.
In areas not presently served by public sanitary sewers, the Township
Supervisors may require, in addition to installation of temporary
individual on-site sewage disposal facilities, the installation and
capping of sanitary sewer mains and house connections, if studies
by the Township Supervisors indicate that extension of public sanitary
sewer trunks or laterals to serve the property subdivision appears
probable or necessary to protect public health.
(1) Size and grade. Sanitary sewers shall have a minimum
inside diameter of eight inches and a minimum grade of 0.5%.
(2) Manholes. Manholes shall be located at intervals of
250 feet and at each change of line or grade. In exceptional cases,
the interval may be extended to not more than 300 feet. Manhole frames,
covers, buckets and steps shall be according to the Township requirement.
(3) Laterals. Lateral connections shall be extended to
the right-of-way whenever their need can be anticipated. Each building
shall have a separate connection to the sewer, except that garages
accessory to dwellings may be connected to the dwelling line.
B. On-lot disposal systems. If public sewage disposal
is not available and the sewage treatment is on a project or individual
lot basis, such private facilities must be installed by the subdivider,
developer or builder under direct supervision of the State or Local
Health Officer.
(1) Necessary tests and inspection. Such Officer shall
require percolation tests, soil samples and other data to determine
the size and extent of facilities needed. During the installation
of such facilities and before final coverage, the State or Local Health
Officer and his officers shall make inspection and checks to assure
that all requirements and specifications have been met. They shall
be granted free access to the development area at all times during
this period.
(2) Certificate of approval. After assuring that all requirements
and specifications have been met, the State or Local Health Officer
shall then issue a certificate of approval to the Secretary of the
Township as a requirement to final plan approval.
(3) Proximity to wells. In no instance shall a septic
tank tile field or other effluent disseminating system be located
nearer to a drilled well than 50 feet.
All water mains and lines as indicated on the
preliminary plan shall be installed from each lot to the municipal
supply. Where no public supply is available, it must be furnished
by the developer on a project or individual lot basis. If wells are
installed on each lot and the lot also contains its own sewage disposal
facilities, the well shall be a drilled cased well, installed and
located under the supervision of the State and Local Health Officer.
Such Officer or his representatives shall inspect and check the well
installed for conformance with standards, shall ascertain an ample
supply of pure water and shall issue to the Secretary of the Township
a certificate of approval as a requirement to final plan approval.
Fire hydrants shall be located at accessible
points throughout the subdivision when a public water supply is available.
Hydrants shall be spaced according to the standards of the Second
Class Township Code and the recommendation of the Board of Fire Underwriters,
and in no event shall any hydrant be located more than 600 feet from
any dwelling.
[Amended 11-19-1990 by Ord. No. 18R; 3-9-1992 by Ord. No. 18W]
A. Where required. Sidewalks shall be required at any
location where the Supervisors shall determine that sidewalks are
necessary for public safety or convenience.
B. Construction requirements. The minimum specification
for sidewalks shall be concrete at a minimum of four feet in width
and four inches thick, except at driveway crossings where sidewalks
shall be increased to six inches thick with steel mesh. Concrete shall
be 4,000 pounds per square inch (psi), 6% air-entrained concrete with
a minimum cement content of 564 pounds at a maximum of five-inch slump.
[Amended 3-10-1997 by Ord. No. 97-71S]
C. Concrete curing. Concrete shall be properly cured
with white curing compound as specified by Pennsylvania Department
of Transportation, Form No. 408. After 30 days, and also one month
prior to dedication to the Township, all sidewalks shall be sealed
with a water-repellent coating by rolling or spraying.
[Amended 3-10-1997 by Ord. No. 97-71S]
D. Sidewalk detail. Concrete sidewalks shall be constructed
in accordance with the standard detail design specifications set forth
in Appendix A to Ordinance 18, as amended.
E. Driveway apron detail. Driveway aprons shall be constructed
in accordance with the standard detail design specifications set forth
in Appendix A to Ordinance 18, as amended.
All street names shall be approved by the Board
of Supervisors upon approval of the subdivision plan. Street name
signs, approved by the Township Supervisors, shall be placed at street
intersections by the subdivider, developer or builder.
[Amended 6-8-1987 by Ord. No. 18H; 11-25-2013 by Ord.
No. 13-276S]
A. Streetlighting shall be installed along each street in each subdivision
and along each street front abutting a public street in each land
development by the developer and at the expense of the developer,
unless specifically waived by the Board of Supervisors.
B. A developer shall submit a plan showing compliance with this chapter
and the Montgomery Township street lighting specification, including
the type and location of each streetlight to be installed. This plan
shall also specify the supplier and installer of such lights. The
plan will be submitted for review and approval by the Township. No
streetlights shall be installed prior to such review and approval.
The Township's street lighting specifications may be amended and/or
supplemented from time to time by Board resolution.
C. Upon final approval of construction and dedication of all public
improvements, the developer shall dedicate the streetlights to the
Township and shall assign all applicable warranties to the Township.
D. All streetlights shall be mounted on metal streetlight standards
or poles designed for such purpose and shall be constructed in accordance
with Township street lighting specifications.
[Added 9-30-1996 by Ord. No. 96-60; amended 2-3-1997 by Ord. No. 96-68]
Each shopping center or retail land development
of 50,000 square feet or more shall submit a unified land development
plan, in compliance with the following standards (refer to Figure
205-25 for illustration):
A. Entrance and interior circulation driveways. Entrance
and interior circulation driveways shall minimize hazards and confusion
by limiting access points and forming a coordinated system of internal
circulation.
(1) Entrance driveways.
(a)
The primary function is to provide access to
distribution driveways which lead to and from parking aisles. A secondary
function may be to provide access to storefront driveways.
(b)
Not more than two entrance driveways may be
located along each street frontage of the shopping center. Vehicular
access to all uses and building within the shopping center shall be
from interior driveways only, with no independent driveway access
to public streets.
(c)
Entrance driveway separation distances.
[1]
The primary entrance driveway, intended to carry
the largest volume of traffic, shall be located at least 500 feet
from any street intersection of an arterial road and 350 feet from
an intersection of streets of a lower classification or other entrance
driveways.
[2]
Other entrance driveways shall be located at
least 250 feet from any street intersection or intersection of other
entrance driveways with a street.
(d)
To reduce hazards and congestion, no driveway
intersections shall be permitted along primary entrance driveways
within 150 feet of the ultimate right-of-way of the street from which
access is taken and 100 feet for other entrance driveways.
(e)
Primary entrance driveways shall be a minimum
of 30 feet wide and other entrance driveways shall be a minimum of
28 feet wide for two-way traffic, widened appropriately for turning
lanes at intersections. Right-turn-only entrance drives shall be a
minimum of 15 feet wide for each right-turn movement.
(2) Distribution driveways.
(a)
The primary function is to distribute traffic
between entrance driveways and parking aisle driveways. Distribution
driveways should be generally parallel to the storefront driveway.
(b)
Parking is prohibited along distribution driveways.
(c)
Minimum cartway width: 26 feet.
(3) Parking aisle driveways.
(a)
The primary function is to provide direct access
to parking spaces within parking areas.
(b)
Excessively long parking aisle driveways shall
be divided by distribution driveways at intervals of 25 parking spaces
(each side).
(c)
Minimum cartway width: 22 feet.
(4) Storefront driveways.
(a)
The primary function is to provide access to
storefronts of principal buildings for dropoff and pickup and to facilitate
internal traffic flow from other driveways. To reduce interference
with pedestrian traffic crossing the storefront driveway, storefront
driveways shall not be used as entrance driveways.
(b)
Parking is prohibited along storefront driveways,
but dropoff and pickup areas shall be provided as pull-off lanes in
convenient locations, a minimum of six feet wide by 75 feet long.
(c)
Minimum cartway width: 30 feet.
(5) Service driveways.
(a)
The primary function is to provide access to
loading and other service facilities while minimizing interference
with customer traffic circulation.
(b)
Only employee parking may be located along these
driveways, to the side or rear of principal buildings.
(c)
Minimum cartway width: 30 feet.
(6) Driveways around buildings. All shopping center or
other major commercial developments shall have driveways on all sides
of buildings to allow complete circulation around buildings for cars,
service vehicles and emergency vehicles.
B. Parking lots.
(1) Parking lot units. For safety, efficiency and appearance, parking lots shall be divided into units of not more than 150 parking spaces each, in compliance with the driveway standards of §
205-25A, above, and the parking area landscaping requirements in Subsection
C, below.
(2) Parking location. Sufficient parking for each use
shall be located convenient to each use without creating adverse effects
on the overall design of the center and its vehicular circulation
system. Parking areas may not be separated from the buildings they
serve by public streets, utility corridors or major internal driveways,
except for the storefront driveway.
C. Additional landscaping. In addition to the planting requirements of §
205-52, herein (street trees, softening buffers, screen buffers, etc.), the following shall apply to shopping centers with more than 500 required parking spaces (paved plus reserve):
(1) Parking lot landscaping.
(a)
The requirement of § 205-52D(1)(g) shall be modified so that the parking area shall be divided by continuous islands perpendicular to the parking spaces every 186 feet (six rows of parking at 120 feet, plus three parking aisle driveways at 66 feet). These divider islands shall be a minimum of 25 feet wide. Planting shall comply with the softening buffer requirements of §
205-52B(4) and (5), herein. Landscaped islands along primary entrance driveways shall also comply with these requirements.
(b)
One additional large landscaped area shall be
provided per 250 parking spaces to provide attractive focal points
within the parking lots. Each area shall be a minimum of 1,800 square
feet (10 parking spaces) and contain a minimum of five shade trees
or flowering trees, plus 10 flowering shrubs. Areas may be combined
to form fewer, larger landscaped areas when approved by the Board
of Supervisors.
(2) Storefront landscaping. A minimum of 25% of the area
between the curbline of the storefront driveway and the principal
buildings (stores) shall be landscaped with ornamental plant materials,
including flowering and evergreen trees and shrubs.
(3) Softening buffers. A softening buffer shall be provided and maintained along all road frontages, primary entrance driveways and boundaries of each retail center, including along the preserved expressway corridor, in compliance with the planting requirements of §
205-52B of the Township Code. Street trees, as required by §
205-52A, need not be provided.
(4) Screen buffers. A screen buffer shall be provided and maintained along all boundaries that abut existing residential development, in compliance with the planting requirements of §
205-52C, herein.
(5) Calculation of minimum landscaped coverage. The landscaped
areas required herein may be included in calculation of the minimum
landscaped or green area required in zoning.
D. Walkways. In addition to sidewalks for building access,
walkways shall be provided for access to remote parking areas, transit
stops and existing or proposed Township trails.
E. Transit facilities. Where deemed appropriate by the
Board of Supervisors, driveways shall be constructed sufficient to
carry public transit buses. In addition, bus stops and shelters may
be required, convenient to the principal buildings, or with direct
pedestrian access to the principal buildings.
[Added 9-30-1996 by Ord. No. 96-60; amended 2-3-1997 by Ord. No. 96-68]
A. The developer shall be required to widen the existing
paved road frontage abutting the commercial site, install curbing
along the same, install turning lanes and/or build acceleration and
deceleration lanes to provide for the safe and efficient ingress and
egress of motor vehicles, as deemed appropriate by the Board of Supervisors
and approved by the Pennsylvania Department of Transportation when
required, and in compliance with the Traffic Management Study as required
herein.
B. To the greatest extent feasible, design of buildings,
parking and service areas shall minimize disruption of a site's natural
features and utilize its aesthetic values to enhance the character
of the development.
C. Phased development shall be planned so that the foregoing
requirements and intent of these regulations shall be fully complied
with by the development of any phase.